Anonymous
Post 03/31/2022 14:16     Subject: Re:Are these H St. NE / Capitol Hill houses priced appropriately?
Anonymous wrote:
Anonymous wrote:A few nice 3bds under $1m for my H ST/Cap Hill NE folks. Anyone see these? Will these all escalate?

3BR/2.5BA, 1614sf, $950,000:
https://www.redfin.com/DC/Washington/504-D-St-NE-20002/home/9896989

3BR/2BA, 1740sf, $960,000:
https://www.redfin.com/DC/Washington/704-12th-St-NE-20002/home/9907994

3BR/2.5BA, 1512sf, $925,000:
https://www.redfin.com/DC/Washington/722-4th-St-NE-20002/home/9892570

3BR/2.5BA, 1278sf, $968,500
https://www.redfin.com/DC/Washington/1231-I-St-NE-20002/home/9909755

Checking in a couple of weeks later, 504 D and 1231 I are pending. 704 12th is off market after the previous price change, and 722 4th is still active.

I'm a little surprised. I thought 1231 I was overpriced for only 1278 sf (clearly I was wrong about that). And while it still seems ridiculous to me that a 1500-1700 sf rowhouse could go for nearly a million dollars, that doesn't seem far off the going rate. I don't want to start an argument about whether the market is cooling, but...is the Capitol Hill market cooling? Or do these two houses just have problems that aren't obvious from the listings?


704 12th sold for $814k in 2018 and they initially were asking $925K when clearly they had done nothing to improve the house over the last four years. Plus it still had a tenant, which is an immediate turn-off to many buyers. Kinda feel like a house that needs a lot of work and has someone already living in it is gonna be a tough sell, even if the location can't be beat (for some; others also would be turned off by its proximity to H Street).

The 4th Street house is a much better deal than the 12th Street house but there's nothing that really wows me about the interior. Seems perfectly livable if unexceptional, and I guess people want more than unexceptional if they're spending close to $1 million.
Anonymous
Post 03/31/2022 14:13     Subject: Re:Are these H St. NE / Capitol Hill houses priced appropriately?
Anonymous wrote:
Anonymous wrote:A few nice 3bds under $1m for my H ST/Cap Hill NE folks. Anyone see these? Will these all escalate?

3BR/2.5BA, 1614sf, $950,000:
https://www.redfin.com/DC/Washington/504-D-St-NE-20002/home/9896989

3BR/2BA, 1740sf, $960,000:
https://www.redfin.com/DC/Washington/704-12th-St-NE-20002/home/9907994

3BR/2.5BA, 1512sf, $925,000:
https://www.redfin.com/DC/Washington/722-4th-St-NE-20002/home/9892570

3BR/2.5BA, 1278sf, $968,500
https://www.redfin.com/DC/Washington/1231-I-St-NE-20002/home/9909755

Checking in a couple of weeks later, 504 D and 1231 I are pending. 704 12th is off market after the previous price change, and 722 4th is still active.

I'm a little surprised. I thought 1231 I was overpriced for only 1278 sf (clearly I was wrong about that). And while it still seems ridiculous to me that a 1500-1700 sf rowhouse could go for nearly a million dollars, that doesn't seem far off the going rate. I don't want to start an argument about whether the market is cooling, but...is the Capitol Hill market cooling? Or do these two houses just have problems that aren't obvious from the listings?


It seems like the two turn-key houses went quickly, while the ones that needed obvious work didn't (even though they both appear very livable and the work needed is more cosmetic). It's a real challenge to do renovations right now with the supply chain and labor issues, so maybe people just aren't willing to buy a house that needs work?
Anonymous
Post 03/31/2022 14:08     Subject: Re:Are these H St. NE / Capitol Hill houses priced appropriately?
Anonymous wrote:
Anonymous wrote:A few nice 3bds under $1m for my H ST/Cap Hill NE folks. Anyone see these? Will these all escalate?

3BR/2.5BA, 1614sf, $950,000:
https://www.redfin.com/DC/Washington/504-D-St-NE-20002/home/9896989

3BR/2BA, 1740sf, $960,000:
https://www.redfin.com/DC/Washington/704-12th-St-NE-20002/home/9907994

3BR/2.5BA, 1512sf, $925,000:
https://www.redfin.com/DC/Washington/722-4th-St-NE-20002/home/9892570

3BR/2.5BA, 1278sf, $968,500
https://www.redfin.com/DC/Washington/1231-I-St-NE-20002/home/9909755

Checking in a couple of weeks later, 504 D and 1231 I are pending. 704 12th is off market after the previous price change, and 722 4th is still active.

I'm a little surprised. I thought 1231 I was overpriced for only 1278 sf (clearly I was wrong about that). And while it still seems ridiculous to me that a 1500-1700 sf rowhouse could go for nearly a million dollars, that doesn't seem far off the going rate. I don't want to start an argument about whether the market is cooling, but...is the Capitol Hill market cooling? Or do these two houses just have problems that aren't obvious from the listings?


Definitely interesting. I thought 722 4th would go quickly - it needs updates but that seems like a very good price for that size/location/with parking. Anyone see it? Maybe it looks a lot worse in person
Anonymous
Post 03/31/2022 13:56     Subject: Re:Are these H St. NE / Capitol Hill houses priced appropriately?
Anonymous wrote:A few nice 3bds under $1m for my H ST/Cap Hill NE folks. Anyone see these? Will these all escalate?

3BR/2.5BA, 1614sf, $950,000:
https://www.redfin.com/DC/Washington/504-D-St-NE-20002/home/9896989

3BR/2BA, 1740sf, $960,000:
https://www.redfin.com/DC/Washington/704-12th-St-NE-20002/home/9907994

3BR/2.5BA, 1512sf, $925,000:
https://www.redfin.com/DC/Washington/722-4th-St-NE-20002/home/9892570

3BR/2.5BA, 1278sf, $968,500
https://www.redfin.com/DC/Washington/1231-I-St-NE-20002/home/9909755

Checking in a couple of weeks later, 504 D and 1231 I are pending. 704 12th is off market after the previous price change, and 722 4th is still active.

I'm a little surprised. I thought 1231 I was overpriced for only 1278 sf (clearly I was wrong about that). And while it still seems ridiculous to me that a 1500-1700 sf rowhouse could go for nearly a million dollars, that doesn't seem far off the going rate. I don't want to start an argument about whether the market is cooling, but...is the Capitol Hill market cooling? Or do these two houses just have problems that aren't obvious from the listings?
Anonymous
Post 03/29/2022 19:26     Subject: Re:Are these H St. NE / Capitol Hill houses priced appropriately?
Anonymous wrote:
Anonymous wrote:
Anonymous wrote:
Anonymous wrote:
Anonymous wrote:https://www.redfin.com/DC/Washington/1356-N-Carolina-Ave-NE-20002/home/9913866

Saw this one on a very cold Sunday open house this weekend, have feeling it will go over ask. Thoughts?


Love it. If you scroll down to the sales history, you can see what the house looked like when they bought it in 2016. Big change.


I have no idea what it will go for and while I do think they did a really nice job updating it, I will point out that it is now technically only a two bedroom. The middle bedroom that is set up like a nursery does not appear to have a window (i.e., means of egress). This might not matter to people and might even be a plus for some (my babies needed dark rooms to sleep!), but the listing is not accurate.


The updates are really nice. How do you think it compares to this one, discussed upthread? https://www.redfin.com/DC/Washington/643-11th-St-NE-20002/home/9908072

The 11th St one is priced a fair bit lower despite being a similar size - obviously one less bath and probably nicer finishes on North Carolina, but wondering if that justifies the difference



So, interestingly, I clicked on both to respond and North Carolina is already pending. I do think it is likely that most people will deal with the windowless room in order to have two bathrooms upstairs. I also think that North Carolina is likely better located for a family and many may find 11th too close to H St. Also, North Carolina looks to be zoned for Maury while 11th is zoned for L-T. My sense is that most parents of young children still strongly prefer Maury despite L-T's feed to S-H. If it were me, I think I'd go for 11th because of the parking/lot size/middle school and just deal with the bathroom situation, but I think for the reasons I listed it makes sense that North Carolina is listed higher. Also, the renovation is really very nice.


11th St is pending now too- probably both had Tuesday offer deadlines. But, I think your analysis is probably correct- people want that bathroom, plus Maury and that really nice renovation.
Anonymous
Post 03/29/2022 15:51     Subject: Re:Are these H St. NE / Capitol Hill houses priced appropriately?
Anonymous wrote:
Anonymous wrote:
Anonymous wrote:
Anonymous wrote:https://www.redfin.com/DC/Washington/1356-N-Carolina-Ave-NE-20002/home/9913866

Saw this one on a very cold Sunday open house this weekend, have feeling it will go over ask. Thoughts?


Love it. If you scroll down to the sales history, you can see what the house looked like when they bought it in 2016. Big change.


I have no idea what it will go for and while I do think they did a really nice job updating it, I will point out that it is now technically only a two bedroom. The middle bedroom that is set up like a nursery does not appear to have a window (i.e., means of egress). This might not matter to people and might even be a plus for some (my babies needed dark rooms to sleep!), but the listing is not accurate.


The updates are really nice. How do you think it compares to this one, discussed upthread? https://www.redfin.com/DC/Washington/643-11th-St-NE-20002/home/9908072

The 11th St one is priced a fair bit lower despite being a similar size - obviously one less bath and probably nicer finishes on North Carolina, but wondering if that justifies the difference



So, interestingly, I clicked on both to respond and North Carolina is already pending. I do think it is likely that most people will deal with the windowless room in order to have two bathrooms upstairs. I also think that North Carolina is likely better located for a family and many may find 11th too close to H St. Also, North Carolina looks to be zoned for Maury while 11th is zoned for L-T. My sense is that most parents of young children still strongly prefer Maury despite L-T's feed to S-H. If it were me, I think I'd go for 11th because of the parking/lot size/middle school and just deal with the bathroom situation, but I think for the reasons I listed it makes sense that North Carolina is listed higher. Also, the renovation is really very nice.
Anonymous
Post 03/29/2022 12:44     Subject: Are these H St. NE / Capitol Hill houses priced appropriately?
Anonymous wrote:
Anonymous wrote:Another house with an offer deadline, which was today at 11 a.m.

https://www.redfin.com/DC/Washington/650-9th-St-NE-20002/home/9902618


There were multiple offers on this one and it went above asking.


Do you know what it went for?
Anonymous
Post 03/29/2022 12:43     Subject: Re:Are these H St. NE / Capitol Hill houses priced appropriately?
Anonymous wrote:
Anonymous wrote:
Anonymous wrote:https://www.redfin.com/DC/Washington/1356-N-Carolina-Ave-NE-20002/home/9913866

Saw this one on a very cold Sunday open house this weekend, have feeling it will go over ask. Thoughts?


Love it. If you scroll down to the sales history, you can see what the house looked like when they bought it in 2016. Big change.


I have no idea what it will go for and while I do think they did a really nice job updating it, I will point out that it is now technically only a two bedroom. The middle bedroom that is set up like a nursery does not appear to have a window (i.e., means of egress). This might not matter to people and might even be a plus for some (my babies needed dark rooms to sleep!), but the listing is not accurate.


The updates are really nice. How do you think it compares to this one, discussed upthread? https://www.redfin.com/DC/Washington/643-11th-St-NE-20002/home/9908072

The 11th St one is priced a fair bit lower despite being a similar size - obviously one less bath and probably nicer finishes on North Carolina, but wondering if that justifies the difference





Anonymous
Post 03/29/2022 12:28     Subject: Re:Are these H St. NE / Capitol Hill houses priced appropriately?
Anonymous wrote:
Anonymous wrote:https://www.redfin.com/DC/Washington/1356-N-Carolina-Ave-NE-20002/home/9913866

Saw this one on a very cold Sunday open house this weekend, have feeling it will go over ask. Thoughts?


Love it. If you scroll down to the sales history, you can see what the house looked like when they bought it in 2016. Big change.


I have no idea what it will go for and while I do think they did a really nice job updating it, I will point out that it is now technically only a two bedroom. The middle bedroom that is set up like a nursery does not appear to have a window (i.e., means of egress). This might not matter to people and might even be a plus for some (my babies needed dark rooms to sleep!), but the listing is not accurate.
Anonymous
Post 03/29/2022 08:24     Subject: Re:Are these H St. NE / Capitol Hill houses priced appropriately?
Anonymous wrote:
Anonymous wrote:This house near me has been on market 40 days and I thought it would go quicker. Price too high?

https://www.redfin.com/DC/Washington/1338-D-St-NE-20002/home/9913139

The renovation looks nice. I meant to go to the open house to gawk but I missed it. It's in-bounds for Miner, not Maury.

$1.275M seems high for 2000 sf that far east and zoned for Miner (and they started at $1.3M!). And I'm not a fan of the reno, personally—it has too many of the current trend markers of cheap flips, like those black metal railings and the white waterfall island. The separate unit in the basement won't appeal to everyone, either (especially, again, that far east, where it will be harder to rent).


This one is contingent. The one right across the street that needs a full reno still is on the market.
Anonymous
Post 03/29/2022 08:01     Subject: Are these H St. NE / Capitol Hill houses priced appropriately?
Anonymous wrote:Another house with an offer deadline, which was today at 11 a.m.

https://www.redfin.com/DC/Washington/650-9th-St-NE-20002/home/9902618


There were multiple offers on this one and it went above asking.
Anonymous
Post 03/28/2022 23:13     Subject: Are these H St. NE / Capitol Hill houses priced appropriately?
Anonymous wrote:All of the houses listed most recently here still are on the market, fwiw.

It’s only Monday. It usually takes until Wednesday for most of the weekend’s new listings to show as pending (especially since lots of houses have their offer deadlines on Tuesday).
Anonymous
Post 03/28/2022 20:22     Subject: Re:Are these H St. NE / Capitol Hill houses priced appropriately?
Anonymous wrote:https://www.redfin.com/DC/Washington/1356-N-Carolina-Ave-NE-20002/home/9913866

Saw this one on a very cold Sunday open house this weekend, have feeling it will go over ask. Thoughts?


Love it. If you scroll down to the sales history, you can see what the house looked like when they bought it in 2016. Big change.
Anonymous
Post 03/28/2022 20:13     Subject: Re:Are these H St. NE / Capitol Hill houses priced appropriately?
https://www.redfin.com/DC/Washington/1356-N-Carolina-Ave-NE-20002/home/9913866

Saw this one on a very cold Sunday open house this weekend, have feeling it will go over ask. Thoughts?
Anonymous
Post 03/28/2022 19:53     Subject: Are these H St. NE / Capitol Hill houses priced appropriately?
Anonymous wrote:https://www.redfin.com/DC/Washington/1235-Duncan-Pl-NE-20002/home/9910515

What about this one?


I think this one is overpriced for 1,000 square feet, 2/1.5.

This house is 1,000 square feet, 2/1 and listed for $779k. The house next door to it listed at $769k and just went under contract.

https://www.redfin.com/DC/Washington/16-14th-St-SE-20003/home/9917383

I'm not sure what about the Duncan house would justify another $70-80k.